I would say that about 98% of all residential rehabs in the Denver market are done without permits.

You are correct, All of the standard Market companies I contacted would not write the coverage with an open loss.  

@Nicholas Olson in my market today you wouldn’t cash flow on a 3.5% down payment.

Hello everyone, I'm currently in the Houston TX market and am waiting to purchase my first multifamily deal.

I was doing a lot of legwork and still paying RE agent for the transactions up until got my own license.pros: no commissions in your transactionseasier qualification as real estate professional to offset high W2 of spousecan get access to any house/ easy logisticsmore control in the transactionMLS access with all the information on tip of your fingers, you can move fast with the deallicense knowledge helps to make better decisions and gives broader understanding of the industrycan legally do property management for others, wholesale (many states now making outlaw to do it without license)cons:need to take an exam (it needs preparation and to be good not just barely pass you need to study)fees you pay along the way (MLS, brokerage(I signed with investor-focused on and have a monthly fee and a transaction rate))self-management including taxes and feesneed to relicense + paid education Don't forget the biggest con.

How would you recommend I connect with wholesalers in my area to find off market properties?

You need their analysis, understanding of marketing, and access to the investors (especially if they also do property mgt).  

I know this is not ideal but I am sure there is a way to manage it especially If I can house hack a multi family building.I am also open to any meetups in the STL area since that is my local market.

The “process” is the same as opposed to how the marketing is different in each state depending on whether it is a judicial process (court filings with a judge) or non judicial ( Lender simply posting in a legal newspaper)Yes,a short sale can be done by a homeowner without a foreclosure date if they are being relocated by their Company more than 50 miles but in this group we are real estate investors and it is hard to target a “list” of those home owners who may have received a job promotion AND think their home is worth less than the total debt.

The market value of the property is around $485K and the owner is behind about $30K in payments.